How to Find a Good Letting Agent

A plain-English guide to choosing the right UK letting agent — what to look for, what to ask, and what it should cost.

1. Decide what you actually need

Letting agents offer very different levels of service, and the label alone tells you little. Being clear on what you need makes it far easier to compare quotes on a like-for-like basis. Common requirements include:

Tenant-find / let-only
Rent collection
Full property management
Tenant referencing & Right to Rent
Inventories & check-in/check-out
Repairs & maintenance
Compliance (EPC, gas, electrical, alarms)
HMO licensing & management
Rent arrears & possession
Block & leasehold management

2. Check the three memberships the law requires

Anyone can call themselves a letting agent in England — there is no licence to practise. But three memberships are not optional, and an agent without them is trading unlawfully:

A government-approved redress scheme — either The Property Ombudsman or the Property Redress Scheme. This gives you free, independent dispute resolution.
Client Money Protection — required if the agent holds your money, under the 2019 CMP Regulations. Ask to see the certificate; it must be displayed.
Tenancy deposit protection — any deposit on an assured shorthold tenancy must be in an approved scheme, with prescribed information served, within 30 days.

Beyond that, voluntary accreditation is a good signal of standards. Look for ARLA Propertymark or NAEA Propertymark, RICS, safeagent, UKALA or The Guild of Property Professionals — all require a code of practice and professional indemnity insurance.

Different rules apply across the UK: agents in Wales must be licensed by Rent Smart Wales, and agents in Scotland must be on the Scottish Letting Agent Register and follow the statutory Letting Agent Code of Practice.

3. Local or online?

A local letting agent is easy to meet in person and understands your area. An online or remote letting agent is often more cost-effective, uses cloud software and can turn work around quickly wherever you are in the UK. Neither is “better” — it comes down to what you prefer. When you enquire through AOLA you can ask to be matched with nearby firms only, or with firms anywhere in the country.

4. Questions to ask before you commit

Which professional body are you a member of?
Do you hold professional indemnity insurance?
Who will be my main point of contact, and how quickly do you respond?
What accounting software do you use?
How do you charge — fixed fee, monthly, or hourly? What’s included?
Have you worked with businesses (or people) like me before?

5. What does a letting agent cost?

Agent fees are usually a percentage of rent and vary a good deal by area and service level. As a broad guide, tenant-find / let-only is charged as a one-off — commonly around one to two weeks' rent, or a flat fee; rent collection typically runs around 5–8% of rent collected; and full management is commonly around 10–15% of the monthly rent. VAT is charged on top unless the agent is not VAT registered.

The headline percentage is rarely the whole cost. Ask for the full written tariff and check for renewal commission, tenancy agreement and inventory charges, check-out and deposit-dispute fees, void-period charges, and any mark-up on contractor invoices. A 10% agent with add-ons can easily cost more than a 13% agent with none.

Note that tenants cannot be charged most fees at all: the Tenant Fees Act 2019 banned referencing, admin, inventory and renewal fees in England, leaving only a short list of permitted payments.

6. Red flags to avoid

• No membership of a recognised professional body
• Vague or “too good to be true” pricing with no written quote
• Slow or unclear communication before you’ve even signed up
• Pressure to make decisions quickly, or promises of unrealistic tax savings
• No professional indemnity insurance

The easy way: let the right firms come to you

Instead of ringing round, tell AOLA what you need in a couple of minutes. We match your enquiry to qualified member firms who fit — and they get in touch. It’s free, with no obligation, and you choose who to work with.

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Frequently asked questions

How do I find a good letting agent in the UK?

Decide first what service you need — tenant-find only, rent collection, or full management — then check the agent is legally compliant: they must belong to a government-approved redress scheme, hold Client Money Protection if they handle your money, and protect any deposit in an approved scheme. Look for accreditation with ARLA Propertymark, NAEA Propertymark, RICS, safeagent, UKALA or The Guild, ask for their fees in writing, and compare two or three agents who actually let property on your street.

What accreditation should a UK letting agent have?

Letting agency is not a licensed profession in England, so accreditation is voluntary — but membership of ARLA Propertymark, NAEA Propertymark, RICS, safeagent, UKALA or The Guild means the agent works to a code of practice and holds client money protection and professional indemnity insurance. Three memberships are not optional: a government-approved redress scheme, Client Money Protection, and tenancy deposit protection. In Wales an agent must be licensed by Rent Smart Wales; in Scotland they must be on the Scottish Letting Agent Register and follow the statutory Letting Agent Code of Practice.

How much does a letting agent charge in the UK?

Fees are usually a percentage of rent and vary widely by area and service level. Tenant-find or let-only is commonly charged as a one-off fee of around one to two weeks' rent or a flat fee; rent collection typically runs around 5–8% of rent collected; full management is commonly around 10–15% of the monthly rent. VAT is charged on top unless the agent is not VAT registered. Always ask for the full tariff in writing, including renewal commission, tenancy agreement and inventory charges, and what happens if the tenant leaves early — percentages alone rarely tell you the real cost.

Can a letting agent charge tenants fees?

Largely no. The Tenant Fees Act 2019 banned most fees charged to tenants in England, including charges for referencing, inventories, renewals and admin. Only a limited list of payments is permitted — rent, a capped tenancy deposit, a capped holding deposit, and specific default or variation charges. An agent asking a tenant for a referencing or admin fee is almost certainly acting unlawfully, and you can report it to your local trading standards team.

Should I use a local letting agent or an online one?

Both work. A local agent knows the street-level rents, can attend viewings, inspections and emergencies in person, and usually has a tenant waiting list. An online agent is often cheaper and can be a good fit for tenant-find only, or if you are comfortable handling repairs and inspections yourself. The more hands-off you want to be, the more a local managing agent earns their fee.

What questions should I ask before instructing a letting agent?

Ask which redress scheme they belong to; which Client Money Protection scheme covers your rent and to see the certificate; which tenancy deposit scheme they use and whether it is custodial or insured; whether they hold client money in a separate account; what their full fee tariff is in writing; who will manage the tenancy day to day; how they handle repairs, inspections, arrears and Section 13 rent increases; how they carry out Right to Rent checks; and how quickly rent is paid over to you.

Is it free to find a letting agent through AOLA?

Yes. Telling us what you need is free and there is no obligation. We share your enquiry with member firms who match your requirements, and they contact you directly — you choose who (if anyone) to work with.

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